It is common knowledge that taking a home loan is the only way a person in his 30’s or early 40’s can afford his family a home.
When you take a home loan, you commit to paying almost EMI (Equated Monthly Installments) of as much as up to 60-65% of your monthly income for a period that can be as long as 30 years. So, you take a large and long term obligation. Hence, it is important that you make the right decision that doesn’t hurt you in future. This guide is targeted at helping you understand home loans better in simple language and draws upon the long experience of the MyLoanCare team in helping people with their loan requirements.
Step 1. Estimate Home Loan EMI, Check Home Loan Eligibility, Decide loan amount and tenure
Common mistake most people make is to opt for the longest loan tenure in order to maximize loan amount eligibility and minimize EMI. Before you join the millions of bank loan customers in India in committing this mistake, just understand what it costs. On a Rs. 40 lakhs loan at 9.10% for 15 years, the EMI is Rs. 40,809/- and the total interest you pay to the bank over 15 years comes to Rs. 3,345,613/-. If you opt for 20 year loan tenure instead of 15, for the same loan amount and at same interest rate, the EMI is 11% lower at Rs. 36,247/- but over 20 years, you pay Rs. 4,699,206/- as interest, which is 40% higher than on a 15 year loan.
So, unless you really like banks to make lots of money from you, answer the following questions to strike the right balance:
How much EMI you can comfortably pay every month – this should not exceed 60-65% of your net post tax pay.
Calculate your loan eligibility for various loan tenures based on this EMI and your age. Opt for the shortest loan tenure that meets your loan requirement. In addition to your salary, also inform the bank about your other fixed income such as rent and interest to increase eligibility. In case the loan amount you need is more than the maximum loan eligibility, you may add upto 3 of your earning family member as co-applicants to increase the eligibility.
Note that the loan amount cannot exceed 75 – 80% of the cost or market value of the home you are buying. So, make arrangement for the balance amount (also called margin money).
Note that banks may not always approve all towers, all blocks and all floors in a project at the same time. So, it’s important that you check the approval status for the specific flat that you are buying. You can do so by sending the details over mail to email@example.com
The payment plan scheme under which the project has been approved – builders sell projects under time linked plans (TLP), construction linked plans (CLP), subvention schemes (80:20, 10:80:10, 10:10:80, 6:88:6 and others). Most banks fund projects only under CLP. Some housing finance companies fund projects under TLP and subvention schemes. Typically a very large number or builder projects are approved under CLP but the approval list for TLP and subvention schemes is much shorter.
Total cost of the flat may include various heads like basis price, PLC, parking, EDC, IDC, electrification charges, club membership fees, security deposit, maintenance charges, stamp duty, registration charges, service tax and VAT. Typically, banks will fund upto 75 to 80% of the eligible cost, which will not include the items mentioned in orange above. Some banks may fund service tax and VAT partially.
In case the builder is offering possession, will the conveyance deed be simultaneously registered or not? Sometimes, there may be a gap of 6 months to a year (or even longer) between possession and execution of conveyance deed. Some banks may not fund projects during this intervening period even if they are on approved projects list.
Ensure that all payments to the builder are made by cheque from your own account only.
For resale properties, check the following:
The property should be registered in the name of the seller and the entire chain from first conveyance of the property upto the last sale should be available.
For self constructed property, approved map plan should be available.
Some banks will fund upto 150% of the registry amount subject to 75% of market value. Few banks may restrict the maximum loan amount to 75% of agreement value and 75% of market value, whichever is lower.
Banks don’t fund properties in gram panchayat areas or those built without approved building plan.
Step 3. Home loan Fixed Rate or floating rate – Choose your option
At MyLoanCare, in the current market scenario, we recommend floating rate loans over fixed rate ones. This is mainly because we expect rates to trend down over coming months. Secondly, floating rate loans come with nil prepayment charges unlike fixed rate loans.
Fixed rate loans may be advisable in a situation where you feel that your monthly cash flows (after paying off EMIs and other expenses) cannot take any additional burden/ unpredictable increases on account of interest rate rises. Fixed Rate loans, however come with a higher rate of interest than floating rate loans and typically carry a pre-payment penalty charge.
Another catch with fixed rate loans is “How fixed is the so-called fixed rate?” A fixed rate is seldom fully fixed. Most banks offer fixed rate for the initial period and convert this into floating rate thereafter. Fixed rate period may vary from 1 year to 10 years though the total loan tenure may be upto 30 years. Always check what will be the applicable rate after the fixed rate period ends. Many customers have often complained that they see a sharp increase in interest rate when the loan converts from fixed rate to floating rate. This is particularly true for fixed rate loans from LIC Housing Finance.
Step 4. Home Loan prepayment and foreclosure charges – Check it
While home loans are sanctioned for a tenure of upto 30 years, rarely do people actually run the loan for that long. Each one of us wants to pay off the loan at the earliest and own our home fully. It is observed that the average period people take to pay off their home mortgage fully is around 8 years. This happens because most people make partial or even full prepayment of the loan when they have surplus money. After all, it may not be a bad idea to use your annual incentive to pay off your home loan partially.
It is important to select a bank that allows you to prepay your loan without any charges or hassles. As per RBI circulars, banks are not allowed to charge prepayment penalty or charges on floating rate home loans. However, banks may charge penalty on prepayment of fixed rate loans. Charges may vary from 1 % to upto 3% of the loan amount. So, check this aspect carefully before selecting a bank and home loan.
Another option is a smart loan or an interest saver loan. Do you normally keep a significant bank balance or do you run high bank balance at times? You may like to consider Home Credit or Home Saver or Maxgain options which allow you to deposit your surplus savings in a bank account and pay interest on home loan only on the net difference between the two. So, for the period that your surplus cash stays in the bank, you pay less interest on your home loan.
Step 5: Select best bank for Home Loan
Your choice of banks should be based not only on the rate of interest but also some other very important factors, which we have described here:
Turnaround time and customer service levels: Read the customer ratings and reviews of banks by customers like you who have availed loans in the recent past. Their experience may help you make a better choice and avoid common mistakes. Check which banks will offer you doorstep service and for which ones would you need to visit the bank branch.
Check the past base rate trend of the banks you are considering. This can tell you if the banks changes rates too often. Check if the bank passes on the benefit of lower policy rates to its old customers or not. Click here for current base rates of banks in India.
Compare offers and choose the one that’s best and not necessarily the cheapest – By now you have a good sense of your loan requirements and can compare loan offers from multiple banks. Compare offers on interest rates, processing fees, customer ratings, servicing and all-in-cost.
05th Dec 16 IDFC Bank reduces its home loan rates by 10 basis points
IDFC Bank has reduced its simple home loan rate by 10 bps to 9.15 percent from 9.25 percent earlier. Revised short and sweet home loan rate has been reduced to 9.30 percent from 9.40 percent earlier. Home loan rate of IDFC Bank depends on six month MCLR rate which currently stands at 9 percent. The rates are effective from 1st December, 2016.
01st Dec 16 Government plans to launch a home loan scheme for first time borrowers in the upcoming Union Budget 2017
Government and RBI are working jointly to launch a new home loan scheme for first time borrowers. Under the proposed scheme, first time borrowers availing home loan of up to Rs 50 lacs might be able to avail home loan at low interest rates in the range of 6 to 7 percent. The scheme is proposed to be announced in the upcoming Union Budget 2017 scheduled on 1st February, 2017.
27th Nov 16 Demonetisation raises hope of cheaper home loans
Even as the secondary market for houses and developer-built small properties has come to a standstill, banks expect stability to be restored in the property market once home loan interest rates get reduced. Demonetisation is expected to bring in more deposits to banks and give them flexibility in reducing interest rates on various loan products.
23rd Nov 16 Cheaper housing loans for National Pension Subscribers
Housing loans may get cheaper for National Pension Scheme (NPS) subscribers. A committee has been formed under the chairmanship of former CEO of HDFC Life to study the matter. Committee will submit its first report within six weeks of the first meeting that was held on 19th November, 2016.The decision will be taken in consideration that pension and housing are the two important retirement assets.
22nd Nov 16 Loan borrowers to get additional 60 days to repay for bad loans up to Rs. 1 crore
Reserve Bank of India relaxed rules for loan borrowers and provided additional 60 days for repayment of their home, car, property and other loans for repayment due between 1st November and 31st December, 2016. The relaxation will be applicable on term loans such as business loan, personal loan and other secured loans with loan amount up to Rs. 1 crore.
*My Finance Care Advisors Pvt. Ltd., or https://www.myloancare.in is a bank neutral multi bank platform that helps borrowers and bank customers compare loans and deposits of all banks in India at one place. Information carried at this website is based on perusal of public sources and should not be construed as an offer or solicitation or invitation to borrow or lend. The Company does not assure as to the correctness of information carried at the website. Lenders/ banks/ other parties may contact us at firstname.lastname@example.org to provide corrections or updates. We may act as and/ or be associated with channel partners of banks and other sellers of financial products.